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Mixed-Use Development 101: The

Design of Mixed-Use Buildings

30 August 2011

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Presentation Content
DEFINITION
BRIEF HISTORY
BENEFITS
CONFIGURATIONS
MIXED-USE IN THE TRIANGLE
INTERNATIONAL EXAMPLES
ATYPICAL MIX OF USES
CONCEPT for a SUSTAINABLE FUTURE
CHALLENGES / ISSUSES
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DEFINITION
ULI DEFINITION
Three or more significant
revenue-producing uses
Functional and Physical
integration of project components.

WIKIPEDIA DEFINITION \
Use of a building, set of buildings
or a neighborhood for more than
one use.

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BRIEF HISTORY

A mix of uses was once the norm in the US


prior to the implementation of modern
zoning and land-use practices.

Mixes of commercial and residential uses


flourished into the twentieth century,
when development trends and patterns
changed radically with the advent of the
automobile.

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BRIEF HISTORY
Modern zoning practices
assigned land uses according to
function.

Retail, work, living schools,


etc., were segregated from
each other.

From the 1910s through the


1950s, integrated land uses
were rare in new
developments
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BRIEF HISTORY
1960s and 1970s
Mixed-use re-emerged as a tool
for urban revitalization, often as
part of large scale public/
private partnerships.

Faneuil Hall Marketplace, Boston Inner Harbor, Baltimore 30 August 2011


BRIEF HISTORY
Late 1970s and 1980s

Mixed-use developments
began to be built on smaller
scales than their predecessors.

They were more integrated


into urban contexts, often
relating to historic structures
or districts.

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Ghiradelli Square, San Francisco
BRIEF HISTORY
1990s and 2000s
Mixed-use developments emerged as
manifestations of sustainable design,
walkable urbanism and smart growth
Boulder, CO
initiatives. Residential emerged as a
primary use.

They became integral components of


Transit Oriented Development (TODs),
Traditional Neighborhood Developments
(TNDs) and were considered an essential
ingredient to the creation of Livable
Communities.
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BENEFITS of Mixed-use
SOCIAL / QUALITY of LIFE
Pedestrian Friendly
Social Connectivity
Civic Amenities/ Spaces
Public Safety
ECONOMIC
Shared Public Infrastructure
Shared Parking
Higher Rents/ ROI
ENVIRONMENTAL
Less Auto-dependent
Focused Density (vs Sprawl)
Supports Transit
The Creamery, Glenwood South in Raleigh 30 August 2011
CONFIGURATIONS
VERTICAL INTEGRATION OF USES
Low-rise to Mid-rise Structures (2 to 6 Stories)
High-rise Towers (7 Stories +)
Integrated Multi-story Structures

HORIZONTAL INTEGRATION OF USES


Town Centers
Urban Villages

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MIXED-USE / TRIANGLE
DURHAM
American Tobacco
Pavilion East
West Village
CHAPEL HILL
Southern Village
Meadowmont Village Center
East Fifty-Four
RALEIGH
510 Glenwood
North Hills
RBC Tower
Quorum Center

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NORTH HILLS
Midtown Raleigh
2005-Present

Retail
Office
Residential
Hotel

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510 GLENWOOD Retail (26.5K SF)
Glenwood South Office (46.5K SF)
Completed 2001 Residential (36 DU)
Parking (450 sp)

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510 GLENWOOD
Glenwood South
Completed 2001

Residential

Office

Retail

Parking
Building Section
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PAVILLION EAST
Durham
Completed 2008

Retail (40k sf)


Office (51k sf)
Residential (28 du)
Parking (870 sp)

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PAVILLION EAST
Durham
Completed 2008

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MEADOWMONT
VILLAGE CENTERTER
Chapel Hill 2002

Retail (125k sf)


Office (102k sf)
Residential (24 du)

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SOUTHERN VILLAGE
TOWN CENTER
Chapel Hill 2002-04

Retail
Office
Residential

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PALLADIUM
PLAZA
Downtown
Raleigh
Completed 2008

Residential (70 DU)


Retail (4,000+ sf)

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PALLADIUM
PLAZA
Downtown
Raleigh
Completed 2008

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PALLADIUM
PLAZA
Downtown
Raleighgh
Completed 2008

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WEST at
NORTH
Glenwood
South
Completed
2009

Residential (170 DU)


Retail (16k sf)

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WEST at NORTH
Glenwood South, Raleigh
Completed 2009

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WEST VILLAGE
Durham
2009
Retail
Office
Residential

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WEST VILLAGE
Chesterfield Building
Durham
2011-2012
Retail (11k sf)
Office (90k sf)
Residential (120 DU)
Commercial Storage (27k sf)

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WEST VILLAGE
Chesterfield Building
Durham
2011-2012

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CHARTER SQUARE Retail (35k sf)
Downtown Raleigh Office (350k sf)
Garage Completed 2008 Residential (191 du)

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CHARTER SQUARE
Downtown
Raleigh

Retail
Office
Residential

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EDISON Parking Deck
RBC Tower Beyond
Downtown Raleigh

MOORE
SQUARE

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EDISON
Downtown
Raleigh

Four
Tower
Proposal
2007

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EDISON
Downtown
Raleigh

Office (530k sf)


Residential (300 du)
Retail (41k sf)
Hotel (200 keys)

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EDISON
Downtown Raleigh

Proposal for
Corporate
Headquarters
2010

Corporate Headquarters 30 August 2011

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EDISON
Downtown Raleigh

High Density
Apartment Proposal
2010-2011

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Mixed-Use Development 101: The
Design of Mixed-Use Buildings

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Montgomery County Technology Center
Silver Spring, Maryland

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KA-CARE
Riyadh, Saudi Arabia

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Emerson University Dorms
Boston, MA

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Emerson University Dorms
Boston, MA

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Hillsborough Mixed-Use Building
Raleigh, NC

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Hillsborough Mixed-Use Building
Raleigh, NC

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Hillsborough Mixed-Use Building
Raleigh, NC

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Hillsborough Mixed-Use Building
Raleigh, NC

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Hillsborough Mixed-Use Building
Raleigh, NC

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Wuhan Gezouba Tower
Wuhan, China

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Wuhan Gezouba Tower
Wuhan, China

Rooftop Garden
Rooftop
Refuge
Office
Mech
Tower Amenities
Tower Lobby
Parking/Pedestrian
Retail
Condo
Condo Area of Refuge
Condo Amenities
Condo Lobby

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Wuhan Gezouba Tower
Wuhan, China

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Songdo Gateway Center
New Songdo City, South Korea

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Songdo Gateway Center
New Songdo City, South Korea

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Songdo Gateway Center
New Songdo City, South Korea

Residential

Retail

Office

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Davie Street Mixed-Use
Raleigh, NC

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Davie Street Mixed Use
Raleigh, NC

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Davie Street Mixed Use
Raleigh, NC

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Davie Street Mixed Use
Raleigh, NC

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Davie Street Mixed Use
Raleigh, NC

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Davie Street Mixed Use
Raleigh, NC

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Chinatown Community Center
Philadelphia, PA

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Chinatown Community Center
Philadelphia, PA

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Chinatown Community Center
Philadelphia, PA

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Chinatown Community Center
Philadelphia, PA
Lot
Project Site Size
1001-05 Vine 10,241.
Street 40 SF
1007-09 Vine 5,252.0
Street 0 SF
1011 Vine 2,625.0
Street 0 SF
18,118.
Total 40 SF 0.42 acres

Total Gross Building


Area 227,000 SF
Total Floors 23

Parking
Garage 23 spaces Basement
Retail Spaces 11,112 sf Ground Floor
Recreational
Space 12,628 sf 2nd Floor
Office Spaces 15,720 sf 3rd to 5th Floor
Residential
Spaces 106,596 sf 6th to 23rd Floor (18 floors)
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Chinatown Community Center
Philadelphia, PA

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Chinatown Community Center
Philadelphia, PA

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Chinatown Community Center
Philadelphia, PA

Office Space UNIT


-15,720 sq. sf. MIX
-Healthcare businesses UNIT SIZE MO. RENT
-Adult care center MAX.
-Charter School TYPE No. % MIN. SIZE SIZE MIN. RENT MAX. RENT
-Etc. $ $
Studio 18 13% 420 420 1,000 1,000
$ $
1 BR 72 50% 608 684 1,200 1,600
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$ $ 62
Metropolis/GSA Competition
Los Angeles, CA

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Metropolis/GSA Competition
Los Angeles, CA

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Metropolis/GSA Competition
Los Angeles, CA

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Metropolis/GSA Competition
Los Angeles, CA

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Metropolis/GSA Competition
Los Angeles, CA

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METROPOLIS NET-ZERO MIXED USE
LOS ANGELES, CA

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CHALLENGES of Mixed-use
Development

CORRECT COMPLEMENT OF USES


LOCATIONS supported by DENSITY
FINANCING / CAPITAL
PARKING
STRUCTURAL / MECHANICAL SYSTEMS
ENTITLEMENTS / ZONING / CODES
ACCESS: Vehicular, Pedestrian, Service
ACTIVE post occupancy MANAGEMENT

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